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Fully Entitled Permit Ready Opportunity Zone 11523 Sproule Ave 0.44 Acres of Residential Land Online Auction Sale Pacoima, CA 91331
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Investment Highlights
- One-of-a-kind opportunity to acquire fully entitled land for 41 affordable housing units in one of LA's most supply-constrained housing markets.
- Capitalize on a level 0.44-acre lot featuring utility access, LAA2 zoning, and approved plans for a multifamily complex with surface parking.
- Conveniently positioned with easy access to the 5, 118, and 210 freeways, and surrounded by various retailers and dining establishments.
- Within an opportunity-zoned residential neighborhood, 11523 Sproule Avenue is well poised to benefit from the rising demand for affordable housing.
Executive Summary
Unlock the potential of a fully entitled affordable housing development opportunity at 11523 Sproule Avenue in Pacoima, California. Spanning 0.44 acres, the level site offers existing access to streets, water, and sewer utilities, streamlining the path toward construction. The property is improved with a single-family residence that can be removed to support future development. Located within a federally designated Opportunity Zone, the site may offer attractive tax benefits and capital gains incentives for qualified investors.
Approved plans allow for the development of 41 affordable housing units, including approximately 370-square-foot studios and 472-square-foot one-bedroom residences. Planned improvements include cost-efficient Type V construction and surface parking, enhancing both development feasibility and resident convenience. With entitlements secured and housing demand continuing to outpace supply, this offering represents an exceptional opportunity to bring new affordable housing to a high-demand infill location in the San Fernando Valley.
Strategically located, 11523 Sproule Avenue benefits from convenient access to Interstate 5, State Route 118, and Interstate 210, providing connectivity throughout the San Fernando Valley and to major employment centers including Los Angeles, Burbank, Glendale, Pasadena, and Santa Clarita. Residents and visitors enjoy proximity to a wide range of retail and daily conveniences, including Lake View Terrace Shopping Center, Pacoima Plaza of Stars, Target, Lowe’s, Costco Wholesale, and other national retailers. The surrounding area also offers recreational and community amenities, including Hansen Dam, scenic golf courses, and Whiteman Airport.
Pacoima, California, is a densely populated, renter-oriented community with more than 67,500 residents and approximately 47% of households renting. As housing affordability remains a critical challenge across Los Angeles, demand for affordable housing continues to grow. Supported by initiatives and policies encouraging new housing development, 11523 Sproule Avenue is well-positioned to capitalize on the growing need for quality affordable housing as population growth and rising housing costs continue to impact the region.
Property tours are available by appointment only. Please contact the listing broker to schedule.
Approved plans allow for the development of 41 affordable housing units, including approximately 370-square-foot studios and 472-square-foot one-bedroom residences. Planned improvements include cost-efficient Type V construction and surface parking, enhancing both development feasibility and resident convenience. With entitlements secured and housing demand continuing to outpace supply, this offering represents an exceptional opportunity to bring new affordable housing to a high-demand infill location in the San Fernando Valley.
Strategically located, 11523 Sproule Avenue benefits from convenient access to Interstate 5, State Route 118, and Interstate 210, providing connectivity throughout the San Fernando Valley and to major employment centers including Los Angeles, Burbank, Glendale, Pasadena, and Santa Clarita. Residents and visitors enjoy proximity to a wide range of retail and daily conveniences, including Lake View Terrace Shopping Center, Pacoima Plaza of Stars, Target, Lowe’s, Costco Wholesale, and other national retailers. The surrounding area also offers recreational and community amenities, including Hansen Dam, scenic golf courses, and Whiteman Airport.
Pacoima, California, is a densely populated, renter-oriented community with more than 67,500 residents and approximately 47% of households renting. As housing affordability remains a critical challenge across Los Angeles, demand for affordable housing continues to grow. Supported by initiatives and policies encouraging new housing development, 11523 Sproule Avenue is well-positioned to capitalize on the growing need for quality affordable housing as population growth and rising housing costs continue to impact the region.
Property tours are available by appointment only. Please contact the listing broker to schedule.
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Property Facts
| Property Type | Land | Total Lot Size | 0.44 AC |
| Property Subtype | Residential | Opportunity Zone |
Yes
|
| Sale Type | Investment | Sale Condition | Auction Sale |
| Floors | 1 | Type of Ownership | Fee Simple |
| Zoning | LAA2 | ||
| Property Type | Land |
| Property Subtype | Residential |
| Sale Type | Investment |
| Floors | 1 |
| Total Lot Size | 0.44 AC |
| Opportunity Zone |
Yes |
| Sale Condition | Auction Sale |
| Type of Ownership | Fee Simple |
| Zoning | LAA2 |
1 Lot Available
Lot
| Lot Size | 0.44 AC | Parcel Number | 2532-006-011 |
| Lot Size | 0.44 AC |
| Parcel Number | 2532-006-011 |
1 1
Fairly walkable
50/100
Exceptionally drivable
90/100
Limited public transit
30/100
Fairly bikeable
40/100
Sale Advisor
Sale Advisor
Sally Chesloff
Specializing in the Los Angeles luxury real estate market, Sally Cheslof at Rodeo Realty in Sherman Oaks, California, helps clients navigate every step of the buying and selling process with confidence, professionalism, and ease.
Born and raised in the Bay Area and now residing in Los Angeles, Sally Cheslof brings a unique perspective and local expertise to both regions. With a background in client-focused industries, she developed a strong foundation built on trust, attention to detail, and delivering seamless client experiences—values that continue to guide every real estate transaction.
Whether assisting buyers in finding their dream home, helping sellers maximize their property's value, or advising clients as they explore their options, Sally Cheslof is committed to providing dedicated service, transparent communication, and a passion for connecting people with the right opportunities.
Born and raised in the Bay Area and now residing in Los Angeles, Sally Cheslof brings a unique perspective and local expertise to both regions. With a background in client-focused industries, she developed a strong foundation built on trust, attention to detail, and delivering seamless client experiences—values that continue to guide every real estate transaction.
Whether assisting buyers in finding their dream home, helping sellers maximize their property's value, or advising clients as they explore their options, Sally Cheslof is committed to providing dedicated service, transparent communication, and a passion for connecting people with the right opportunities.
About the Auction Technology
Auctions by Ten-X are the #1 transaction technology powering commercial real estate transactions online. With over $34B in total transactions, these auctions use best-in-class technology and real-time asset intelligence to put listings in the best position to find the perfect buyer. The expedited auction timeline, comprehensive due diligence, and buyer qualification make transactions twice as fast and twice as certain for brokers, owners, and investors.
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Auction Contact
Keisha Hartshorn
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Auctioneer License:
Ten-X Jessica Figueroa RE Brkr 01937601. Ten-X Auction Surety Bond 106465786
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Videos
Matterport 3D Exterior
Matterport 3D Tour
Photos
Street View
Street
Map
3% Transaction Fee
Based on Winning Bid Amount
Minimum Transaction Fee
$20,000 USD
Maximum Transaction Fee
$300,000 USD
Example Calculation
Winning Bid Amount
$5,000,000 USD
Transaction Fee
$150,000 USD (3%)
Total Purchase Price
$5,150,000 USD
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Fully Entitled Permit Ready Opportunity Zone | 11523 Sproule Ave
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